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CITY OF MUSKEGON
HISTORIC DISTRICT COMMISSION
REGULAR MEETING
DATE OF MEETING: Tuesday, October 3, 2023
TIME OF MEETING: 4:00 p.m.
PLACE OF MEETING: Conference Room 204, City Hall
AGENDA
I. Call to Order
II. Approval of Minutes of the September 5, 2023 regular meeting
III. Old Business
IV. New Business
Case 2023-20 – 1420 Clinton – Siding, Trim Wrap, and Windows
Case 2023-21 – 382 W. Muskegon – House Move
V. Other Business
Update on Case 2023-18 at 316 W. Webster
Commercial Storefront Design Standards
HDC Public Outreach/Realtors
Denial Motions
VI. Adjourn
“We admire that which is old not because it is old, but because it is beautiful.” Winston Churchill
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II. APPROVAL OF MINUTES
Approval of Minutes of the regular meeting of September 5, 2023.
III. OLD BUSINESS
None.
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IV. NEW BUSINESS
Case 2023-20 – 1420 Clinton – Siding, Trim Wrap, and Windows
Applicant: Belinda Spray
District: Clinton-Peck
Current Function: Residential
Discussion
The applicant is seeking approval to install vinyl siding over the existing wood siding on the house
that matches the current reveal of the wood siding. The window trim is proposed to be wrapped with
aluminum, and some windows in poor condition are proposed to be replaced. Additional photos of
existing conditions will be available at the meeting.
View of west (front) and north (side) elevations from Clinton Street.
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View of west (front) and south (side) elevations from Clinton Street.
Standards
RESIDING AND TRIM CLADDING GUIDELINES
General
The Muskegon Historic District Commission does not endorse the residing of structures within the
Historic districts. It is the policy of this Commission that the original fabric of the building should be
repaired or replaced where necessary with the original building material.
In cases where the repair or replacement with like materials is impractical or where it can be
demonstrated that the original materials will no longer hold paint or that the original materials are so
badly deteriorated that they can no longer be reasonably repaired, the residing standards below shall
strictly be adhered to.
Definitions
For the purpose of this statement, the terms “residing materials” and “trim cladding” shall be
understood to encompass the use of any residing materials such as aluminum, vinyl, steel, hardboard,
wood, masonry, or molded urethane which is designed to replace or cover all, or any part, of an
exterior wall, trim work or other building element or a structure within a designated historic district.
Purpose
The Commission shall review all applications for Certificates of Appropriateness proposing the
installation of residing materials or trim cladding as individual cases. Each application shall be
decided on its own merit. No person should interpret any Commission approval for residing or trim
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cladding as being precedent setting. Unrestricted use of residing materials or trim cladding will not be
allowed.
In any case where residing materials or trim cladding are proposed for use by a property owner or
siding contractor, the property owner shall be required to submit a signed letter stating in detail the
intent and scope of the proposed residing or trim cladding installation. Such a letter is to also include
the identification of any deterioration or problems occurring relative to the existing siding or exterior
building fabric. If known, the cause and extent of this deterioration must be clearly stated.
The following conditions of installation shall be met by all proposals for residing or trim cladding:
1. All existing deterioration shall be made structurally sound and its causes, insofar as possible, shall
be corrected prior to the installation of residing materials or trim cladding.
2. Any installation of residing materials shall simulate the appearance of the original building
material that it is intended to cover. This simulation shall take into account the size, shape or
profile, texture, and linear direction of the original building material.
a. The residing material shall be similar in appearance and dimension to the original siding.
The exposure to the weather of the new siding shall range within one inch of the nominal
dimension of the original siding. The Historic District Commission shall have the
authority to waive this requirement in the event that they believe a different design or
dimension siding would be more appropriate to the architectural character of the Historic
District.
b. A proposed color shall be appropriate as determined by the Commission.
c. Generally, wood grain textures are not approved by the Commission. However, the
appropriateness of a specific siding texture shall be determined on an individual case
basis.
3. Any installation of trim cladding shall adhere to the following guidelines for the treatment for
architectural trim elements.
a. Existing cornice or building trim elements shall not be covered or replaced without
Commission approval. Commission approval will depend upon how closely the trim cladding
or new trim elements duplicate the appearance of the existing building trim elements.
b. The wall siding material shall not extend over the existing trim members such as window and
door trim, sills, facias, soffits, frieze members and boards, brackets, aprons, corner boards,
trim boards, skirt boards, or any other characteristic moldings or architectural features.
c. If the above mentioned trim members are to be clad, they shall be covered with custom formed
cladding which shall closely approximate the shapes and contours of the existing moldings or
trim. Distinctive or unusual trim or architectural elements shall not be clad without prior
consideration and Commission approval.
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d. No building trim elements or architectural features are to be removed or altered to facilitate
the installation of the new siding or trim cladding without approval of the Historic District
Commission.
In most cases the soffit cladding material shall run parallel and not perpendicular to the plane of the
wall.
WINDOW, DOOR, AND EXTERIOR WOODWORK STANDARDS AND GUIDELINES
(Abbreviated)
General
These guidelines pertain only to proposed changes to the structure and do not affect existing
construction.
These guidelines are primarily directed toward the front and side elevations of the structure. Greater
variances and more leniency may be extended toward proposed changes to the rear elevation of the
building by the Commission. All desired or proposed changes should be referred to the Historic
District Commission for consideration. Extenuating circumstances, the effect upon the architecture of
the particular structure together with the general effect upon the surrounding structures, variables in
architectural design, or the effect upon usage and viability of the structure could dictate a variance
from these guidelines.
No exterior doors, windows, or exterior woodwork shall be altered, removed, relocated, or added
without Historic District Commission approval.
Existing exterior window or door casings, sills, and caps shall not be altered from the original design
or appearance. Damaged or deteriorated wood shall be repaired as a first course of action. When repair
is not possible, elements shall be replaced with matching wood members. Damaged or deteriorated
wood elements may be replaced or covered with formed aluminum or vinyl, subject to Commission
approval and provided that the original profile of the woodwork is not altered or changed.
Primary Windows
Existing damaged or deteriorating window frames and sash shall be repaired as a first course of action.
When repair is not possible, elements shall be replaced with matching wood members. Metal or vinyl
replacement windows may be acceptable provided they match the original windows in design and
type and that they consist of or are painted an appropriate color. Bare metal finishes generally will not
be acceptable.
The size of glass lites and muntin arrangements shall not be altered without Commission approval.
Special glazing, such as stained or leaded art glass, shall not be removed without Commission
approval. Unusual decorative windows such as Palladian windows, oriels, bays, Gothic arch or
segment tops, etc. shall not be removed or altered.
Deliberation
I move that the HDC (approve/deny) the request to remove the chimney on the west side of the
house with the roof and siding being repaired to match the existing materials on the house as long as
the work meets all zoning requirements and the necessary permits are obtained.
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Case 2023-21 – 382 W. Muskegon – House Move
Applicant: City of Muskegon
District: Houston
Current Function: Vacant Lot
Discussion
The applicant is seeking approval to relocate the house currently located at 1292 Jefferson Street to
the vacant lot at 382 W. Muskegon Avenue. In the new location, the house is proposed to be listed for
sale in as-is condition, with necessary improvements to be completed by a future owner. A proposed
site plan will be provided at the meeting.
View of the house at 1292 Jefferson Street (photo from March 2021).
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View of vacant lot at 382 W. Muskegon Avenue, looking north.
Standards
DESIGN GUIDELINES FOR NEW CONSTRUCTION
Although a significant amount of the Commission’s work is centered on historic structures, the
construction of new structures on vacant lots within historic districts is permitted and encouraged.
However, those professionals designing new structures should strive for excellence in design whether
small individual infill construction within the existing historic district blocks, or larger independently
sited projects. New structures should be in keeping with the existing historical character of the
neighborhood or district with a design that is compatible with the size, scale, material, and color of
the surrounding buildings and landscaping. Good design which responds positively to its surroundings
can be done in several different ways; therefore, it is impossible to develop specific interpretations
which will apply in all cases. Every site has its own design opportunities.
The following design recommendations shall be used by the Historic District Commission in
evaluating requests for new construction within the districts. These basic criteria should be a part of
any proposed design brought before the Commission for approval.
Recommended Not Recommended
Height - Relating the overall height of new Height - Introducing new construction that
construction to that of adjacent structures. As varies greatly in height (too high or too low)
a general rule, construct new buildings to a from older buildings in the vicinity. Extreme
height roughly equal to the average height of differences in building heights will have a
existing buildings from the historic period on detrimental visual effects on the appearance
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and across the street. of surrounding property.
Scale - Creating buildings that in height,
Scale - Relating the size and proportions of width, or massing violate the existing scale of
new structures to the scale of adjacent the area. The new building should not disrupt
buildings. Although a building may be much the scale and rhythm of the streetscape,
larger than its neighbors in terms of square although it might be appropriate in a different
footage, it should maintain the same scale location.
and rhythm as the existing buildings.
Massing - Introducing single, monolithic
Massing - Breaking up uninteresting box-like forms that are not relieved by variations in
forms into smaller, varied masses such as are massing. Box-like facades and forms are
common on most buildings from the historic intrusive when placed in a streetscape of
period. Variety of form and massing are older buildings that have varied massing and
elements essential to the character of the facade articulation.
streetscape in historic districts. For example,
if an infill site is large, the mass of the facade
can be broken into a number of small bays.
Directional Expression - Creating strongly
Directional Expression - Relating the horizontal or vertical facade expressions
vertical, horizontal, or non-directional facade unless compatible with the character of
character of new buildings to the structures in the immediate area. A new
predominant directional expression of nearby building that does not relate well to its
buildings. Horizontal buildings can be made neighbors or to the rhythm of the streetscape
to relate to the more vertical adjacent because of an unbroken horizontal facade
structures by breaking the facade into smaller should be avoided.
masses that conform to the primary
expression of the streetscape.
Setback - Violating the existing setback
Setback - Maintaining the historic facade pattern by placing a new building in front of
lines of streetscape by locating front walls of or behind the historic facade line. Placing
new buildings in the same plane as the buildings at odd angles to the street, unless in
facades of adjacent buildings. If exceptions an area where diverse siting already exists,
are made, buildings should be set back into even if property setback is maintained,
the lot rather than closer to the street. If should be avoided.
existing setbacks vary, new buildings should
conform to historic siting patterns.
Sense of Entry - Introducing facades with no
Sense of Entry - Articulating the main strong sense of entry. Side entries or entries
entrances to the building with covered not defined by a porch or similar transitional
porches, porticos, and other pronounced element result in an incompatible "flat" first-
architectural forms. Entries were historically floor facade.
raised a few steps above the grade of the
property and were a prominent visual feature
of the street elevation of the building.
Roof Shapes - Introducing roof shapes,
Roof Shapes - Relating the roof forms of the pitches, or materials not traditionally used in
new buildings to those found in the area. the area.
Although not entirely necessary, duplication
of the existing or traditional roof shapes,
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pitches, and materials on new construction is
one way of making new structures more
visually compatible.
Rhythm of Openings - Introducing
Rhythm of Openings - Respecting the incompatible facade patterns that upset the
recurrent alteration of wall areas with door rhythm of openings established in
and window elements in the facade. Also surrounding structures. For example, glass
considering the width-to-height ratio of bays walls and window and door shapes and
in the facade. The placement of openings locations which are disrespectful to the
with respect to the facade's overall adjoining buildings.
composition, symmetry or balanced
symmetry should be carefully studied.
Design Expression - Violating the existing
Design Expression - Composing the character of the district by introducing non-
materials, textures and colors of the new compatible materials, textures, colors,
building facade to compliment adjacent details, and decoration on new buildings.
facades and relating details and decorations
of the new building to those of existing
surrounding buildings.
Imitations - Replicating or imitating the
Imitations - Accurate restoration of or styles, motif, or details of older periods. Such
visually compatible additions to existing attempts detract from the character of the
buildings and former construction, district by compromising what is truly
contemporary architecture that well historic.
represents our own time yet, enhances the
nature and character of the historic district.
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Deliberation
I move that the HDC (approve/deny) the request to relocate the house currently located at 1292
Jefferson Street to the vacant lot at 382 W. Muskegon Avenue as long as the work meets all zoning
requirements and the necessary permits are obtained.
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V. OTHER BUSINESS
Update on Case 2023-18 at 316 W. Webster – Staff and S. Radtke visited the site to better
understand the project. It was clarified that the proposed awning would not be visible from the street
so the work was approved. Staff will explain the proposal so that all board members are aware of the
work.
Commercial Storefront Design Standards – At the August meeting, board members discussed
potentially adopting local standards for commercial storefronts as the local standards do not currently
address such situations. Staff will share examples from other cities and review where such standards
could be applicable in the city of Muskegon.
HDC Public Outreach/Realtors – Staff and board members continue to monitor when houses are
listed for sale in the districts, and at past meetings have discussed hosting an informational meeting
for area realtors. Staff proposes a continuation of that discussion.
Denial Motions – Staff wishes to discuss the process of denying an applicant’s request when an
alternative request is settled on and approved at a single meeting.
VI. ADJOURN
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